Manhattan Beach, California
The People Who Teach Our Kids Can't Afford to Live Here.
Affordable housing isn't for outsiders. It's for the teachers and essential workers who already serve our city.
Ollie Stern
Founder · Mira Costa Real Estate Club
I live across the street from Pacific Elementary and go to Mira Costa High School, where I run the Real Estate Club. My mom is a public school teacher right here in Manhattan Beach — we're lucky, because most teachers can't say that.
Even though they work full-time serving our community, most teachers, school staff, and first responders can't afford to live in the city they serve. This site explains what affordable housing really means — and who it's actually for.
This isn't about outsiders. It's about the teachers, librarians, coaches, and staff who already make Manhattan Beach better every day.
Who Qualifies in Manhattan Beach?
Most people don't realize that under current HUD income limits, most public school teachers, firefighters, and city staff in Manhattan Beach qualify for low or moderate-income housing. Here's how the 2024 L.A. County figures break down:
Low-Income (80% AMI)
$83,500Single-person threshold
Moderate-Income (120% AMI)
$125,280Single-person threshold
MBUSD Teachers
Average salary ~$85,000 — qualifies at low-income tier
Entry-Level Police & Fire
$90k–$100k — qualifies at low-to-moderate tier
City & Support Staff
Often below $75,000 — qualifies at low-income tier
The Law Backs This Up
Under California Government Code §7061 (SB 649), cities like Manhattan Beach can grant legal preference in affordable housing to essential workers — teachers, firefighters, nurses, police officers, and other public employees. This is permitted under both state and federal law when done fairly and transparently, and applies to housing financed with LIHTC or tax-exempt bonds.
Manhattan Beach's Required Housing Plan
The City is required to plan for 774 new housing units during the 6th Cycle Housing Element period, with zoning changes due by February 2025 under AB 1398 and full implementation by 2029. The Regional Housing Needs Allocation (RHNA) breaks down as follows:
How AB 2295 Can Help
Assembly Bill 2295 (2022) allows California school districts to build affordable housing for teachers and school staff on district-owned land — by right, without needing rezoning or city approval.
By-right approval
Projects on district-owned parcels are approved automatically when they meet objective standards. No discretionary hearings, no delays.
100% affordable to staff
Housing must be reserved exclusively for school employees — the people who need it most are the only ones who qualify.
Cities must treat as residential
The city cannot block, delay, or impose additional zoning requirements on qualifying projects.
MBUSD can act now
Underused district parcels can be converted without a zoning change. Teachers earning $50k–$120k are the target beneficiaries.
In Action
Manhattan Beach City Council
Oliver Stern Speaks to City Council About AB 2295
A Mira Costa student makes the case directly to Manhattan Beach's elected officials for using AB 2295 to build workforce housing for teachers and district staff.
Oliver Stern, Mira Costa Real Estate Club · Manhattan Beach City Council
Manhattan Beach Unified School Board
Oliver Stern Speaks to MBUSD School Board About AB 2295
Oliver makes the case to the Manhattan Beach Unified School District board for using AB 2295 to build workforce housing for teachers and district staff.
Oliver Stern, Mira Costa Real Estate Club · Manhattan Beach Unified School Board Meeting
It's Already Working — San Diego
San Diego Unified Is Building Workforce Housing Under AB 2295
San Diego Unified School District is putting AB 2295 to work — converting district-owned land into affordable housing for teachers and staff. This is exactly the model Manhattan Beach can follow.
San Diego Unified School District · Workforce housing under AB 2295
The Evidence Is In: Teacher Housing Works
In April 2025, researchers from UC Berkeley, UCLA, and the California School Boards Association published Housing California Educators — a study of nine completed or near-complete educator workforce housing developments across the state. The findings are clear: this is doable, it works, and the demand is real.
Average time concept → occupancy
7.5 yrsSame as typical California multifamily housing
Developments studied
9Ranging from 50 to 144 units, across 6 counties
Starting teacher salary vs. market rent
35–52%Share of income consumed by market-rate rent
Retention rate jump
+5 ptsJefferson Union HSD: 85% → 90% after housing opened
Districts own the land
LEA-owned land reduces total project costs and gives districts more control over design and eligibility rules.
Multiple financing paths
Successful projects used GO bonds, certificates of participation, housing tax credits, city funds, and private grants — often in combination.
AB 2295 is the unlock
The study confirmed AB 2295's streamlined approval process is the key policy tool. Its full effect hasn't yet been tested — MBUSD could be first.
What Tenants Said
"It has been a lifesaver to have a teacher housing option." · "Having access to affordable housing is one of the main reasons I have stayed in this district." · "Knowing we could save money towards a down payment makes it possible to have a child."
— Tenant survey responses, UC Berkeley / UCLA / CSBA study, April 2025
The study also found that every employee for whom housing was part of a hiring offer listed it as a main reason they accepted the position. Teacher turnover costs districts up to $25,000 per position. These developments pay for themselves.
Read the full report → Housing California Educators (April 2025)Supporting Documents & Links
Primary sources for the data and laws referenced on this site.
Help Manhattan Beach Stay Connected to the People Who Serve It.
Talk to your neighbors. Share this page. Email city council. Most people have no idea how broad the term "affordable housing" really is.
Tell MBUSD and the City: Build Housing for Our Teachers
Manhattan Beach has the tools, the legal authority, and the land. What it needs is community pressure. Sign the petition to urge the Manhattan Beach Unified School District and City Council to pursue workforce housing under AB 2295.
Manhattan Beach, California
The People Who Teach Our Kids Can’t Afford to Live Here.
Affordable housing isn’t for outsiders. It’s for the teachers and essential workers who already serve our city.
Ollie Stern
Founder · Mira Costa Real Estate Club
I live across the street from Pacific Elementary and go to Mira Costa High School, where I run the Real Estate Club. My mom is a public school teacher right here in Manhattan Beach — we’re lucky, because most teachers can’t say that.
Even though they work full-time serving our community, most teachers, school staff, and first responders can’t afford to live in the city they serve. This site explains what affordable housing really means — and who it’s actually for.
This isn’t about outsiders. It’s about the teachers, librarians, coaches, and staff who already make Manhattan Beach better every day.
Who Qualifies in Manhattan Beach?
Most people don’t realize that under current HUD income limits, most public school teachers, firefighters, and city staff in Manhattan Beach qualify for low or moderate-income housing. Here’s how the 2024 L.A. County figures break down:
Low-Income (80% AMI)
$83,500Single-person threshold
Moderate-Income (120% AMI)
$125,280Single-person threshold
MBUSD Teachers
Average salary ~$85,000 — qualifies at low-income tier
Entry-Level Police & Fire
$90k–$100k — qualifies at low-to-moderate tier
City & Support Staff
Often below $75,000 — qualifies at low-income tier
The Law Backs This Up
Under California Government Code §7061 (SB 649), cities like Manhattan Beach can grant legal preference in affordable housing to essential workers — teachers, firefighters, nurses, police officers, and other public employees. This is permitted under both state and federal law when done fairly and transparently, and applies to housing financed with LIHTC or tax-exempt bonds.
Manhattan Beach’s Required Housing Plan
The City is required to plan for 774 new housing units during the 6th Cycle Housing Element period, with zoning changes due by February 2025 under AB 1398 and full implementation by 2029. The Regional Housing Needs Allocation (RHNA) breaks down as follows:
How AB 2295 Can Help
Assembly Bill 2295 (2022) allows California school districts to build affordable housing for teachers and school staff on district-owned land — by right, without needing rezoning or city approval.
By-right approval
Projects on district-owned parcels are approved automatically when they meet objective standards. No discretionary hearings, no delays.
100% affordable to staff
Housing must be reserved exclusively for school employees — the people who need it most are the only ones who qualify.
Cities must treat as residential
The city cannot block, delay, or impose additional zoning requirements on qualifying projects.
MBUSD can act now
Underused district parcels can be converted without a zoning change. Teachers earning $50k–$120k are the target beneficiaries.
In Action
Manhattan Beach City Council
Oliver Stern Speaks to City Council About AB 2295
A Mira Costa student makes the case directly to Manhattan Beach’s elected officials for using AB 2295 to build workforce housing for teachers and district staff.
Oliver Stern, Mira Costa Real Estate Club · Manhattan Beach City Council
It’s Already Working — San Diego
San Diego Unified Is Building Workforce Housing Under AB 2295
San Diego Unified School District is putting AB 2295 to work — converting district-owned land into affordable housing for teachers and staff. This is exactly the model Manhattan Beach can follow.
San Diego Unified School District · Workforce housing under AB 2295
Supporting Documents & Links
Primary sources for the data and laws referenced on this site.
Help Manhattan Beach Stay Connected to the People Who Serve It.
Talk to your neighbors. Share this page. Email city council. Most people have no idea how broad the term “affordable housing” really is.